Key Takeaways
→ Three of the ten metros with the biggest annual gains in flip return topped 70% in Q2 2026: Flint, MI (108.1%), Spartanburg, SC (73.2%) and Evansville, IN (72.2%). All three have median purchase prices under $140,000
→ The typical flip returned 21.5% nationally, so these three metros are more than three times higher
→ ATTOM calls purchases of $100,000 to $200,000 the sweet spot for flipping, with a typical 28% return, and six of the ten metros have median purchase prices in that range
→ Every return is gross: resale price minus purchase price, divided by purchase price, before rehab and other expenses
→ The typical flip took 161 days from purchase to resale in Q2, with a typical gross profit of $60,526
Table of Contents
ATTOM’s second-quarter flipping report puts the typical flip return nationally at 21.5%, with a typical gross profit of $60,526, but a few metros are running far above that. Among the ten metros with the largest annual increases in return, three topped 70% in Q2: Flint, MI at 108.1%, Spartanburg, SC at 73.2% and Evansville, IN at 72.2%. All three have median purchase prices below $140,000.
Every return in this article is a gross return, meaning the resale price minus the purchase price, divided by the purchase price, before rehab and other expenses, which flipping veterans estimate at 20% to 33% of after-repair value.
The list is a ranking of the biggest gainers among metros over 200,000 people with at least 50 flips in the quarter, so it is not a count of every metro above 70%. ATTOM’s separate ranking of metros over 1 million people has Pittsburgh at 81.5%, Buffalo at 76.6% and New Orleans at 75%.
10 Metros with the Biggest Return Gains
ATTOM ranks the metros by how much their typical flip return rose from Q2 2025 to Q2 2026. The three highlighted rows are the ones that topped 70%.
| Metro | Median purchase price | Q2 2026 gross return | Q2 2025 gross return | Change |
|---|---|---|---|---|
| Spartanburg, SC | $136,000 | 73.2% | 20.2% | +53.0 pts |
| Evansville, IN | $120,750 | 72.2% | 24.9% | +47.3 pts |
| Macon, GA | $98,500 | 47.2% | 24.9% | +22.3 pts |
| Flint, MI | $71,000 | 108.1% | 86.7% | +21.4 pts |
| Tuscaloosa, AL | $163,000 | 52.1% | 32.2% | +19.9 pts |
| Norwich, CT | $241,500 | 51.1% | 32.3% | +18.8 pts |
| Hickory, NC | $180,000 | 47.2% | 29.9% | +17.3 pts |
| Gainesville, FL | $198,500 | 36.6% | 20.8% | +15.8 pts |
| Ann Arbor, MI | $270,384 | 38.7% | 23.8% | +14.9 pts |
| Dayton, OH | $133,700 | 60.8% | 46.8% | +14.0 pts |
| United States, typical flip | n/a | 21.5% | n/a | n/a |
Dayton at 60.8% and Tuscaloosa at 52.1% also cleared 50%, as did Norwich, CT at 51.1% on a $241,500 median purchase price. Six of the ten metros have median purchase prices between $100,000 and $200,000. These are single-quarter medians, and the Q2 2025 starting points ranged from 20.2% in Spartanburg to 86.7% in Flint, so one strong quarter is a prompt to check local sold comps and hold times and not a forecast.
Spartanburg, SC: from 20.2% to 73.2% in a year
73.2%
Q2 2026 gross return
+53.0 pts vs Q2 2025
$136,000
Median purchase price
ATTOM, Q2 2026
$99,600
Implied gross profit
Calculated from ATTOM
222 days
Typical hold time
SFR Analytics, city, 11-month median
Spartanburg had the biggest jump on ATTOM’s list. The typical flip there returned 20.2% in Q2 2025 and 73.2% in Q2 2026, a gain of 53 points, on a median purchase price of $136,000. That is more than three times the national average of 21.5%. On ATTOM’s measure it works out to a gross profit of roughly $99,600 on the typical flip, a figure calculated from the return and the purchase price.
The flipping market is bustling, ATTOM’s Q3 2025 report ranked Spartanburg third in the nation for flips as a share of home sales, at 12%, and its Q1 2026 report had it fifth at 12.1%. The $136,000 median purchase price also falls inside the $100,000 to $200,000 range that ATTOM calls the sweet spot for flipping.
Evansville, IN: returns nearly tripled to 72.2%
72.2%
Q2 2026 gross return
+47.3 pts vs Q2 2025
24.9%
Q2 2025 gross return
ATTOM
$120,750
Median purchase price
ATTOM, Q2 2026
$87,200
Implied gross profit
Calculated from ATTOM
Evansville’s typical flip return rose from 24.9% to 72.2%, up 47.3 points and nearly three times the year-earlier figure, on a median purchase price of $120,750. That price also falls inside ATTOM’s sweet-spot range. The typical flip there worked out to a gross profit of about $87,200.
Distressed supply may be part of the backdrop. ATTOM’s February foreclosure report listed Evansville fourth among metros over 200,000 people for foreclosure rate, at one filing for every 1,316 housing units, and Indiana had the third-highest state foreclosure rate in the first half of 2026, at 0.25% of housing units.
Flint, MI: returns above 100% on a $71,000 median purchase
108.1%
Q2 2026 gross return
+21.4 pts vs Q2 2025
86.7%
Q2 2025 gross return
ATTOM
$71,000
Median purchase price
ATTOM, Q2 2026
$76,800
Implied gross profit
Calculated from ATTOM
Flint had the highest return on the list at 108.1%, up from an already high 86.7% a year earlier, on a median purchase price of $71,000. A return above 100% means the typical flip resold for more than twice its purchase price. On ATTOM’s measure that is a gross profit of about $76,800.
Flint’s median purchase price is below the $100,000 floor of ATTOM’s national sweet spot, while Spartanburg and Evansville fall inside it. The national price ranges are a general pattern, and local markets can fall outside them. ATTOM’s February foreclosure report also ranked Michigan second among states for completed foreclosures that month, at 432.
The sweet spot: homes bought for $100K to $200K
At the national level, ATTOM found typical returns of 28% on homes bought for $100,000 to $200,000, 26% on homes bought for $200,000 to $300,000 and 20% on homes bought for $300,000 to $400,000. ATTOM calls the first range the sweet spot for flipping. Six of the ten metros in the comparison above have median purchase prices in that range.
| Purchase price range | ATTOM typical gross return | Illustrative purchase price | Illustrative gross profit |
|---|---|---|---|
| $100K to $200K | 28% | $150,000 | $42,000 |
| $200K to $300K | 26% | $250,000 | $65,000 |
| $300K to $400K | 20% | $350,000 | $70,000 |
The return falls as the price range rises, but the dollar profit goes the other way. At the midpoints, a $350,000 purchase shows $70,000 of gross profit against $42,000 at $150,000, although the purchase price and the rehab budget are larger too. Rehab and other expenses are left out of every figure, so the profit after costs is lower than the table shows. ATTOM’s Q2 report also shows a typical loss on homes bought for $50,000 or less, before rehab and other expenses, as its Q1 2026 and Q3 2025 reports did.
Before you bid in any of these markets
A gross return leaves out rehab and other expenses, so local sold comps and hold times will tell you more about any one deal. The free ARV calculator estimates what a home should sell for after renovation, and the hard money loan calculator estimates the interest on an expected hold time. The house flipping calculator runs the full cost stack before you make an offer. FlipScout helps find target properties, and financing for deals that pass is on the fix and flip loans page.
Data sourced from ATTOM’s Q2 2026 U.S. Home Flipping Report (October 1, 2026), ATTOM #FiguresFriday: Top 10 Metros with the Largest Increases in Home Flipping ROI (October 16, 2026), ATTOM’s Q1 2026 report, ATTOM’s Q3 2025 report, ATTOM’s Q2 2025 report, ATTOM’s February 2026 foreclosure report and ATTOM’s Mid-Year 2026 foreclosure report. The cost-to-rehab point comes from the Office of the Comptroller of the Currency, Community Developments, February 2018. Gross flipping return is gross profit divided by the original purchase price and excludes rehab and other expenses. Implied gross profit is the median purchase price multiplied by the gross return and is calculated, not reported by ATTOM. Interest figures are illustrative: 10.5% annual rate, interest only, on a loan equal to the midpoint purchase price.
